Is it possible for conveyancing in Gravesend to be completed within 28 days?
First, If you are under a tight deadline to exchange it is advisable to make sure that your solicitor is familiar with the area as they will benefit local connections and know-how. It is even conceivable that they may have transacted previoushouses in the same street. Therefore consider using a Gravesend conveyancing solicitor. Second, make sure that the conveyancing firm is on the on the approved list for your mortgage company. It is believed that 18% of Gravesend conveyancing transactions are delayed or jeopardised after discovering a buyer’s conveyancer was not on their mortgage lender’s member panel. This can often result in the conveyancing being frustrated by as much as three weeks. It is claimed that this issue affects in the region of one hundred thousand home sales annually. Almost all Gravesend conveyancing practices can not represent certain mortgage companies so do check as early as possible.
The Gravesend conveyancing firm that I recently instructed on my house acquisition in Gravesend have suddenly shut down. I only went with them because I had to have a lawyer on the HSBC conveyancing panel and my preferred Gravesend lawyer was not. I paid them funds on account. What do I do now?
If you have an estate agent involved then let them know straight away so that they advise the vendors that there may be a slight delay due to reasons beyond your control. Hopefully they will be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the HSBC conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new solicitors should be in a position to assist.
We had instructed solicitors based in Gravesend on the Nottingham solicitor approved list. They have just invoiced me a supplemental sum for handling the Nottingham mortgage. Is this a supplemental conveyancing fee specified by Nottingham?
Unfortunately, so long as it is in their Terms of Engagement or Quote then yes your lawyer is entitled to charge a fee for this. This fee is not dictated by Nottingham but by your Gravesend solicitor. Plenty of firms on the Nottingham panel will levy an ‘acting for lender’ fee and others do not.
Completion of my remortgage has taken place for my property in Gravesend. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?
All lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Department at head office. In most cases complaints to a lender are sorted out very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.
After shopping around on the internet I have found a Gravesend lawyer having made sure that they are on the Principality conveyancing panel. Does my lawyer arrange the survey of the property?
Principality will need an independent valuation of the property. Your lawyer will not arrange this. Usually Principality will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your solicitor will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Gravesend postcode. As you are getting a mortgage with Principality, you could contact them to see if they have a list of approved surveyors in Gravesend.
What can a local search tell me about the house my wife and I purchasing in Gravesend?
Gravesend conveyancing often starts with the ordering local authority searches directly from your local Authority or via a personal search company for example Onsearch The local search plays a central role in most Gravesend conveyancing purchase; as long as you wish to avoid any nasty surprises after you move into your new home. The search should supply data on, amongst other things, details on planning applications applicable to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen subject areas.
I have been on the look out for a flat up to £245,000 and identified one round the corner in Gravesend I like with amenity areas and railway links nearby, the downside is that it only has 52 years on the lease. There is not much else in Gravesend in this price bracket, so just wondered if I would be making a grave error buying a lease with such few years left?
Should you need a mortgage that many years will be an issue. Reduce the offer by the expected lease extension will cost if it has not already been discounted. If the current owner has owned the property for at least twenty four months you could request that they commence the lease extension formalities and then assign it to you. You can add 90 years to the existing lease with a zero ground rent applied. You should speak to your conveyancing lawyer concerning this matter.
I need to instruct a conveyancing solicitor for residential conveyancing in Gravesend. I've discover a web site which appears to be the perfect offering If it is possible to get all this stuff done via phone that would be ideal. Should I be wary? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?